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As presently configured the Project proposes 6, double-walled concrete encased <br />storage tanks for fuel each with a maximum capacity of 40,000 gallons of fuel storage. <br />The permitting of these underground tanks will be consistent with NC Department of <br />Environmental Quality (NC DEQ) standards. There are concerns over the potential <br />impact(s) associated with the storage of the necessary fuel supporting 120 gas pumps <br />that will have to be addressed. <br />On October 28, 2020 the applicant provided a response to staff’s environmental assessment <br />review memo focusing on fuel storage and the oil/water separations that have to be included in <br />the stormwater inlet systems proposed for the Project. This information is contained in <br />Attachment 1. <br />Staff and the applicant have recommended the imposition of various condition(s) to address <br />development impacts as contained in Attachment 9. <br /> <br />Analysis: As required under Section 2.9.2 (E) of the UDO, the Planning Director is required to: <br />‘cause an analysis to be made of the application’ and pass that analysis on to the reviewing <br />body. In analyzing this request, the Planning Director offers the following: <br />1. The application is complete in accordance with the requirements of Section 2.9.2 (C) of <br />the UDO; <br />2. The proposal appears consistent with the various goals outlined within the <br />Comprehensive Plan concerning development, including: <br />a. Land Use Overarching Goal: Coordination of the amount, location, pattern, and <br />designation of future land uses, with availability of County services and facilities <br />sufficient to meet the needs of Orange County’s population and economy <br />consistent with other Comprehensive Plan element goals and objectives. <br />b. Land Use Goal 2: Land uses that are appropriate to on-site environmental <br />conditions and features and that protect natural resources, cultural resources, and <br />community character. <br />c. Land Use Goal 3: A variety of land uses that are coordinated within a program <br />and pattern that limits sprawl, preserves community and rural character, minimizes <br />land use conflicts, supported by an efficient and balanced transportation system. <br />d. Objective LU-1.1: Coordinate the location of higher intensity / high density <br />residential and non-residential development with existing or planned locations of <br />public transportation, commercial and community services, and adequate <br />supporting infrastructure (i.e., water and sewer, high-speed internet access, <br />streets, and sidewalks), while avoiding areas with protected natural and cultural <br />resources. This could be achieved by increasing allowable densities and creating <br />new mixed-use zoning districts where adequate public services are available. <br />e. Economic Development Objective ED-2.1: Encourage compact and higher density <br />development in areas served by water and sewer. <br />f. Economic Development Objective ED-2.10: Extend public water and sewer into all <br />three Economic Development Districts. <br />3. The proposal appears consistent with the various goals/policies outlined within the <br />Efland-Mebane Small Area Plan, approved by the BOCC in 2006. Specifically, the <br />23